Rental yield in Bali: what the numbers say (2026)

What this guide measures, and what it leaves out

We take one thing from our own listings: what a year of long-term rent is worth as a share of the asking price. That is gross yield on a long-term lease, asking prices, before costs, taxes and vacancy. The formula is the median yearly-lease rent per month times 12, divided by the median asking price for a villa of the same size, area and tenure.

We do not publish net yield, return on investment or nightly-rental projections. We have no verified data on occupancy, costs or what owners actually net, and a guessed number would be worse than none. Our rental yield calculator lets you enter your own vacancy, management and upkeep for one specific villa.

Gross yield by area: 2-bedroom villas

Yearly-lease rents are the Rent Index for September 2026; leasehold asking prices are live. Only cells with 10 or more listings on both sides appear. "Price per year of lease" is the asking price divided by the median years left.

In the areas with 20 or more listings on both sides, 2-bedroom leasehold gross yield runs from 5.2% in Tabanan to 7.9% in Ubud.

Gross yield by area: 3-bedroom villas

Yearly-lease rents are the Rent Index for September 2026; leasehold asking prices are live. Only cells with 10 or more listings on both sides appear. "Price per year of lease" is the asking price divided by the median years left.

In the areas with 20 or more listings on both sides, 3-bedroom leasehold gross yield runs from 5.2% in Pererenan to 8.2% in Ubud.

Gross yield by area: 1-bedroom villas

Yearly-lease rents are the Rent Index for September 2026; leasehold asking prices are live. Only cells with 10 or more listings on both sides appear. "Price per year of lease" is the asking price divided by the median years left.

In the areas with 20 or more listings on both sides, 1-bedroom leasehold gross yield runs from 6.7% in Seminyak to 9.0% in Uluwatu.

Leasehold or freehold: the yield looks different, the asset does not

Where both sides have 20 or more listings, the picture is mixed: freehold shows a higher gross yield than leasehold in Uluwatu, Tabanan, Nusa Dua and Pererenan, and a lower one in Canggu, Ubud, Tabanan and Seminyak. A freehold price pays for a property with no end date; a leasehold price pays for the years left, which is why we also show the price per year of lease.

2-bedroom freehold

3-bedroom freehold

Read these as two different groups of houses, not one villa on two titles. Our guide on leasehold vs freehold in Bali covers who can hold which title.

On a leasehold, the price also buys a lease that runs out

A freehold yield and a leasehold yield are not the same kind of number. On a leasehold, the price also buys a lease that runs out: IDR 160M a year in Canggu for a 2-bedroom (the asking price divided by about ~25 yrs left). The gross yield doesn't show that second figure, and when the lease ends the villa goes back to the landowner unless the lease is extended in writing. Ask for the extension terms before you pay.

Why sellers quote 10% to 20%

Figures of 10% to 20% in a listing or a sales pitch usually describe nightly rental at high occupancy, before costs. They are not a long-term lease yield, and the figures above are well below them. Nightly income also faces rules a long-term lease does not (see below), and occupancy, platform fees, management and repairs all come off before an owner keeps anything. If a figure has no stated occupancy, no costs and no tax, it is a sales number. Ask for the calculation.

The rules that sit behind a rental number

• Licence. Renting to holiday guests needs its own business licence, an NIB with the right code in the government's OSS system. That licence is reserved for Indonesian co-operatives and small businesses, and since May 2026 Bali's OSS system has also been closed to new foreign-owned (PT PMA) applications for accommodation lines. Ask a notary what your structure allows before you buy.
• Nightly stays. Guests pay a 10% regional accommodation tax (PBJT) in Badung, Denpasar and Gianyar, and the villa operator collects it and pays it to the regency. We have not verified the rate in other regencies.
• Long-term lease income. Rent from a lease of a building is taxed at a final 10% of the gross rent (PP 34/2017). Nightly stays are treated differently. See rental income tax for foreign villa owners.
• Permits matter. 48 unpermitted buildings on state land were demolished in July 2025 at Bingin Beach. A running business doesn't prove the land title or the permits are valid.

What the median doesn't tell you

• These are asking prices. Rents and sale prices are what owners ask, not what is agreed. We cannot show agreed prices.
• Rent and sale medians describe different villas. A median rent is not the rent of the median villa for sale. A mix of new, large or well-placed villas on either side moves the ratio.
• Vacancy, management, repairs, tax and the lease running down are not in a gross yield. Our rental yield calculator lets you enter your own numbers for one specific villa.
• Size, finish and age sit inside each cell. A 2-bedroom on a small plot and one on a large plot count the same.

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